ServicesAnnual Recertification
Live Local Act Recertification Each Year in Davie
The Live Local Act exemption must be qualified for again every year. We go through last year's rent roll, income files and rent limits before anything is submitted, so your FHFC certification and DR-504AFH arrive correct, complete and before the deadline.
Why the exemption is renewed each year
The property tax exemption under Florida's Live Local Act is not a one-time approval. Each cycle, two approvals have to line up again: the Florida Housing Finance Corporation reviews the property and issues its annual sign-off, and the county property appraiser receives a newly prepared DR-504AFH, generally by March 1. Miss either step and the set-aside units lose their exemption for that year.
Most recertification trouble starts months before the filing. A unit turned over to a resident whose income was never verified. A rent increase crossed the published limit. The set-aside count slipped closer to the statutory minimum. We look for those causes first, so the filing reflects how the property actually ran and does not have to be corrected later.
For owners and managers in Davie and across Broward County, that means one considered review each cycle instead of a scramble in February.
What each recertification covers
- Matching the rent roll
- Each set-aside unit on the rent roll is tied to a signed lease, a current income file and the rent really charged. Missing pieces show up at this stage, not in a letter from a reviewer.
- Checking rents against limits
- Restricted rents must stay inside the limits for each of the property's income bands. Because those limits shift whenever new area median income figures come out, we test every unit against this year's numbers, not last year's.
- Reviewing income files
- We make sure each qualifying resident's records support the claimed band, at or under 80 percent or 120 percent of area median income. When files are thin or outdated, our resident income verification service can fill them in.
- Requesting FHFC certification
- We put together the annual certification request with its supporting schedules and handle any follow-up questions from the Florida Housing Finance Corporation for you.
- Preparing the DR-504AFH
- When the certification is issued, we complete the county form with the attachments the property appraiser looks for and follow it until a determination is made.
- Findings in writing
- You get a plain-language summary of what we found, what we fixed and what to keep an eye on over the coming year.
Signs this year's filing needs a closer look
Turnover in set-aside units
Every new resident in a restricted unit needs a qualifying income file. Leasing teams under pressure sometimes fill the unit first and finish the paperwork later, or never.
A rent increase took effect
A routine renewal increase can push a restricted unit past its limit, especially in a year when published limits rose less than expected.
Last year's filing was rushed
If the previous application went in at the deadline with missing schedules, the same weak spots are still sitting in the file.
New ownership or management
A sale or a change in management company often breaks the chain of records. The new team may not know which units were approved last cycle, or on what basis.
A letter from FHFC or the county
Requests for more information are worth answering carefully. We read what is being asked, find the underlying cause and respond with documents rather than explanations.
What shapes the cost of recertification
Our fee reflects how much work the property's records need, not a flat formula. After the free eligibility check we explain the scope and put it in writing before we begin. If it helps, a free savings estimate shows what the exemption is worth next to the effort involved.
Number of set-aside units
More restricted units mean more leases, income files and rent checks to reconcile.
Condition of the records
A tidy, current file moves quickly. Missing income documents or inconsistent rent rolls take longer to rebuild.
Changes since last year
Turnover, rent increases, refinancing or a change of management each add review work.
Timing
Starting in late fall leaves room to correct problems. Starting close to the March deadline compresses the work and narrows the options.
How a recertification cycle runs
- 1
Eligibility check by phone
We start with a conversation about the property, last year's filing and what has changed since. You come away knowing whether the property still appears to qualify and which units may need attention.
- 2
Document review
You share the rent roll, leases and income certifications, and we work through them at our office or with you by video. We note each discrepancy and trace it to its source.
- 3
Correct, then file
We help your team resolve what can be resolved, then prepare the FHFC request and, once the state signs off, the DR-504AFH. Nothing is filed until the numbers agree with the records.
- 4
Follow through
We monitor both reviews, respond to questions and send you the written findings when the determination arrives.
Common questions about recertifying
Is refiling truly required every year?
Yes. The exemption lasts for one tax year and does not roll over by itself. Every cycle begins again with a state review and a newly prepared county form, even if the property looks unchanged.
When is the right time to begin?
The DR-504AFH usually has to reach the property appraiser by March 1, and FHFC certification must be in place before that. We recommend beginning the review in late fall so anything we find can be fixed. We confirm the current deadlines with the county before every filing.
What if a single unit stops qualifying?
In most cases that unit drops out of the exemption for the year, as long as the property still meets the minimum set-aside. We point out the unit, explain what it means and help you plan for it to qualify again next cycle.
Can you pick up where last year's preparer left off?
Yes. We begin with last year's application and certification and check them against today's records. Filings passed on from someone else are often where the most helpful corrections appear.
Is an in-person meeting necessary?
No. Clients in Davie, Plantation, Pembroke Pines and nearby towns can come to our office, but most recertification work goes smoothly by phone and video, with documents shared securely.
Begin this year's renewal with a clear picture
Tell us about the property and last year's filing. We will point out what looks sound and what deserves a closer look before the deadline approaches.